5.11 PCSR 06-28-1994 AGENDA ITEM 5. 11
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River MEMORANDUM
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER',
DATE: JUNE 28, 1994
SUBJECT: REQUEST FOR PRELIMINARY PLAT
OF COUNTRY CROSSINGS SECOND
ADDITION, BY COUNTRY RIDGE
PARTNERSHIP, PUBLIC HEARING,
CASE NO. P 94-08
REQUEST
Country Ridge Partnership is requesting preliminary plat approval to
subdivide approximately forty-one (41) acres into fifty-nine (59) single family
lots and two outlots.
• LO CATION
The northwest corner of County Road No. 30 and the Joplin Street extension.
ATTACHMENTS
Memo from Terry Maurer dated June 15, 1994, Location Map, Zoning Map,
Preliminary Plat, Grading Plan, Utility Plan
OVERVIEW
The proposed preliminary plat includes approximately forty acres. A
majority of this property is zoned Ric (Single Family Residential) with an
underlying land use of MR (Medium Density Residential), which allows
single family development. However, the northern most one (plus or minus)
acres is currently zoned PUD (Planned Unit Development) with an
underlying land use of LI (Light Industrial), which happens to represent the
boundaries of the much discussed business park. Although the overall forty
acre parcel has two zoning designations, the proposed single family plat is
totally within the Rlc zoning district. Therefore, the issue of a split zone
• does not come into play.
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Country Crossing, 2nd Addn. Page 2
June 28, 1994
• LOT SIZES
All of the lots proposed in the preliminary plat meet the minimum lot size
requirement of 10,000 square feet with 80 feet of frontage and 100 feet on
corner lots. The proposed plat has a range of lot sizes from the minimum
10,000 square feet (2 within the plat) up to 26,000 square feet at the very
southwest corner of the plat. The average lot size within the development is
13,319 square feet.
PROPOSED ROADS
Access to the plat can be achieved via Joplin Street extension, which is
currently labeled as 182nd Avenue. This entrance aligns with the entrance
to Country Crossings First Addition immediately to the east. The second
access point to the plat is off of County Road No. 30. The County Engineer
has recommended that the access off of County Road No. 30 align with Macon
Street to the south. Therefore, the plat should be adjusted to meet the
County's concerns. Lastly, the proposed cul-de-sac is approximately 400 feet
in length, which is well short of the City's maximum cul-de-sac length.
• Along the north boundaries of the preliminary plat is Orono Parkway. The
dedication of this roadway will be necessary at this time to facilitate the
extension of public utilities to not only serve Country Crossings Second
Addition but Sandpiper Estates, the Government Center, and the balance of
the western area. The exact design of Orono Parkway at this point has not
been decided. If the parkway concept is continued to Joplin Street,
consideration should be given to continuing the parkway for a short distance
west of Joplin Street before tapering back into a residential road. This will
provide for the workable geometries of that intersection of Orono Parkway
and Joplin Street as well as a uniform intersection design.
PEDESTRIAN ACCESS
It is anticipated that Joplin Street will have a pedestrian system on both
sides extending north from County Road No. 30. This plat will be able to
access that system and tie into other pedestrian improvements in the area.
In addition, some pedestrian facility is also anticipated along County Road
No. 30 acting as a continuation of Country Crossings First Addition and
extending further west to tie into Sandpiper Estates. The developer has
proposed an outlet from the plat that would be utilized for trail construction
to connect with the pedestrian system.
•
cc2nd.pc
Country Crossing, 2nd Addn. Page 3
June 28, 1994
• OUTLOT B
The developer has presented an application for rezoning and a land use plan
amendment for Outlot B. The concept for this outlot would be to achieve a
land use and zoning designation allowing the construction of townhouse
units. This action is scheduled to be brought before the Planning
Commission in July and the City Council in August. In the event the City
Council does not accept the land use plan amendment and rezoning request,
staff has requested the developer prepare a concept plan for Outlot B
illustrating how that area could be subdivided into single family lots. This
drawing has been submitted to staff and clearly represented a viable single
family plat for Outlot B. It should be noted that it required slight
modifications to the proposed plat, however, would keep the majority of the
plat in tact.
LANDSCAPING
A front yard tree will need to be provided every 60 lineal feet throughout this
proposed plat. In addition, similar to that requested on Country Crossings,
berming and landscaping is recommended along County Road No. 30 and
• Joplin Street. This area should include a combination of plant material to
provide a buffer to the residential area from those two roads, which are
anticipated to carry volumes of traffic comparable to a collector system.
MAIL BOX DESIGN
Once again, to carry through with the continuity of Country Crossings and
provide some consistency with the residential development in this area, a
typical mail box design is recommended to be incorporated into this
development. The specific location should be clustered throughout the
development allowing for the efficient delivery of mail service.
RECOMMENDATION
It is recommended the Planning Commission recommend approval of
preliminary plat request for Country Crossings Second Addition by Country
Ridge Partnership with the following conditions:
1. TERRY MAURER'S MEMO DATED JUNE 15, 1994, BE
INCORPORATED INTO THE REVISED PRELIMINARY PLAT AND
DEVELOPMENT PLANS.
• 2. THE PRELIMINARY PLAT WILL BE ALLOWED TO HAVE ONE
ACCESS POINT ONTO COUNTY ROAD NO. 30 AND THAT ACCESS
cc2nd.pc
Country Crossing, 2nd Addn. Page 4
June 28, 1994
IDPOINT ALIGN WITH MACON STREET SOUTH OF COUNTY ROAD
NO. 30.
3. THE DEVELOPER SUBMIT A PLAN TO THE CITY IDENTIFYING
THE LOCATION OF ALL MAIL BOXES AND DETAIL
ILLUSTRATING THE UNIFORM MAIL BOX DESIGN THAT WILL BE
USED THROUGHOUT THE PLAT.
4. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY
FOR APPROVAL ILLUSTRATING BERMING AND LANDSCAPING
ALONG COUNTY ROAD NO. 30 AND JOPLIN STREET. SAID PLAN
SHOULD CONSIST OF A COMBINATION OF CONIFERS AND
SHRUBS WHICH WILL HELP BUFFER AND PROVIDE AN
AESTHETIC STREET SCAPE.
5. FINAL PLAT INCLUDE A RESTRICTED ACCESS ALONG COUNTY
ROAD NO. 30.
6. THE EXISTING HOMESTEAD AND ALL ASSOCIATED OUT
BUILDINGS BE REMOVED FROM THE PROPERTY PRIOR TO
RECORDING THE FINAL PLAT.
7. DEVELOPER GRANT THE NECESSARY DRAINAGE AND UTILITY
EASEMENTS TO FACILITATE THE EXTENSION OF PUBLIC
0 UTILITIES TO SERVE THIS PROPERTY AND THE WESTERN AREA.
8. A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY
ENGINEER PRIOR TO COMMENCING GRADING ON SITE.
9. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES
OF HOMES AND LOWEST FLOOR ELEVATIONS AND BE
APPROVED BY THE CITY ENGINEER PRIOR TO ISSUING
BUILDING PERMITS.
10. NECESSARY TRAIL CORRIDORS BE PROVIDED WITHIN THE
PLAT AS APPROVED BY THE CITY COUNCIL.
11. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
12. ONE 2" CALIPER OVERSTORY TREE BE PROVIDED EVERY SIXTY
(60) LINEAL FEET THROUGHOUT THE PROPOSED SUBDIVISION.
THESE TREES SHOULD BE IDENTIFIED ON THE PROPOSED
LANDSCAPE PLAN SUBMITTED PRIOR TO RELEASING THE
FINAL PLAT FOR RECORDING.
•
cc2nd.pc
• 111St
CONSULTING ENGINEERS
June 15, 1994
File: 230-232-11
Mr. Steve Ach
City Planner
City of Elk River
CIVIL ENGINEERING 13065 Orono Parkway
Elk River, MN 55330
ENVIRONMENTAL
RE: COUNTRY CROSSINGS 2ND ADDITION
MUNICIPAL
Dear Mr. Ach:
PLANNING
As requested, we have reviewed the submittal for the Country Crossings 2nd Addition. The
STRUCTURAL information submitted by John Oliver and Associates included a preliminary plat; preliminary
grading, drainage, and erosion plan; and a preliminary utility plan. Based on our review,
SURVEYING we would offer the following comments:
TRAFFIC A. Preliminary Plat
TRANSPORTATION 1. Consideration should be given to lining up the access on Mississippi Road
with the existing road to the south. This will eliminate the offset intersection.
This issue should also be reviewed by the County Engineer, Dave
Schwarting.
2. We would recommend that Lot 6, Block 4, be squared off more to eliminate
the narrow (39) back yard dimension.
3. The preliminary plat shows Orono Parkway on the north end of the plat with
a 60-foot wide right-of-way. City Council is currently considering whether
1326 Energy Park Drive or not the parkway concept should continue from its current location westerly
St.Paul,MN 55108 to the intersection of Joplin Street. If the parkway concept continues to Joplin
Street, it will be necessary to have it spill over to the west side of Joplin in
612-644-4389 order to make the geometries of the intersection work. If this is the case, a
Fax:612-644-9446 slightly wider right-of-way for Orono Parkway will be needed immediately
west of Joplin. It can then narrow down to the 60-foot proposed width.
•9800 Shelard Parkway
Minneapolis,MN 55441
612-546-0432
Fax:612-544-6398
230/232-1509.jun
• Mr. Steve Ach
June 15, 1994
Page Two
B. Grading, Drainage, and Erosion Plan
1. The drainage plan shows two locations in Block 1 where catchbasins are
extended to the rear lots. This creates potential maintenance and flooding
problems, should the catchbasins become plugged. We would recommend
that these storm sewer facilities be eliminated from the internal portion of
Block 1 and the grading plan be changed to reflect overland drainage to the
street.
2. The front elevation of the building pad in Lot 11, Block 3, appears to be
incorrect. It is shown as 884.5. It appears that it should be 887.0.
3. There are a number of rear lots on this project that appear to have relatively
flat grades. We understand that this is a mass grading plan and will be
followed up with a development plan which reflects actual grading on the site.
In order to properly review the development plan when it is prepared, spot
elevations should be provided on any flat lots along with drainage arrows to
• accurately reflect the intent of the drainage.
4. Since the project entails grading an area larger than five acres, it will require
an NPDES permit from the MPCA.
5. The storm sewer laid out on Landers Street crosses the centerline of the road.
The final design of this should keep the storm sewer facilities on one side of
the road to avoid conflicts with other utilities.
6. It appears the spot elevations and contour lines on Landers Street do not
correctly reflect the contour lines as shown. This area should be reanalyzed.
7. The street section shown on the plans is adequate for the project.
8. Silt fence is shown along the entire northerly boundary of the site and the
southerly boundary of the site. There is no silt fence shown along the
westerly boundary where the site adjoins Sandpiper Estates. Any areas that
have potential for erosion onto these existing lots should also have silt fence
installed.
9. The plan calls for a berm approximately four feet high along the entire
southern length of the plat and the eastern side where the single family lots
• abut Joplin Street.
230/232-1509.jun
• Mr. Steve Ach
June 15, 1994
Page Three
C. Utility Plan
1. The City is in the process of preparing plans and specifications for the
extension of trunk sanitary sewer and water westerly along the Orono
Parkway alignment. As part of that plan preparation, an analysis will be done
of the elevations of the sewer necessary to serve the Country Crossings 2nd
Addition.
2. Consideration needs to be given to looping the watermain on the 181st Lane
cul-de-sac. A loop could be provided over to Joplin Street with a north-south
extension of watermain along Joplin Street.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
•
Terry J. Maurer, P.E.
TJM:tw
•
230/232-1509.jun
JUN 1 4 894
Sherburne County
ip
- i hwa (Department
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..a_.. ..
P.O. BOX 338 • ELK RIVER, MN 55330 • PHONE(612)441-1722 • FAX(612)441-2264
6/9/94
Steven Ach, City Planner
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
Dear Mr. Ach:
I have a concern regarding the above mentioned preliminary plat. The alignment of Lander Street
NW creates an intersection access that would conflict with the south access of Macon St. NW
only 300' west. The current arrangement would cause confusion and possible accidents for
• motorists. We would not grant an access to CSAH 30 at this time.
An acceptable access directly across from the existing south access of Macon St. NW is
recommended. We would also require that a right turn lane be constructed to our standards when
the access is constructed. Also, the stop sign must be installed before the access is usable.
The letter is only commenting on the preliminary plat and does not preclude any other
requirements. An access permit must be obtained from the County Engineer prior to any
construction of a an access to a county highway.
Si erely,
dip4..7-70/
Dave Schwarting, P.E.
County Engineer
411
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19ORIGINAL DATE_VV/94 I HEREBY CEORD,'HAT THIS
DESIGN BYJohn Olhfer II sh000kshroPreliminary Grading,
.too.8A..8rRS: A
r4rg Drainage & Erosion Plan
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G.EEKLD,BY J,---.- So,'ERV,510N AND r.,-',AM A 58o Dods.A
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____ . .._ . DAIL__'•/_2'' LII NO-2-H" SAP No.
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CASE P 94-08
MWOLWO
ver P,O. Box 490.13065 Orono Parkwav • Elk Rive:, My 55330 • (613) 4I-7420
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